17262 E 1150 Rd · Sweetwater, OK 73666

$86,300

2 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 400 Days on market

Built 1950 3.45 ac lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Auction Dates: 5/25/2026 - 5/27/2026 This property is now under auction terms Secluded farmhouse located south of Sweetwater. Recently updated and ready to move into. All HUD properties are sold AS-IS. HUD case #421-628588 PROPERTY SOLD AS-IS

Key facts

• Recently updated
• Secluded farmhouse
• 3.45 acre lot

Tags

• SECLUDED FARMHOUSE
• RECENTLY UPDATED

Property features AI

Finance

• Other: REO / Bank owned; Listed as active; Living area reported as 1,200 (appraisal source)
• Financial info: Not assumable; Does not apply for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; One level; Residential property; Existing property
• Construction: Frame construction; Metal roof; Combination foundation; Built (existing)
• Exterior features: Rural lot; Approximately 3.45 acres

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Interior features: One living area; No fireplace; Below-ground storm shelter; Outbuildings on the property; Covered porch; Covered patio
• Laundry & utility: Combination foundation (utility access implied)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#443 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D+, employment D, amenities F.
• Sweetwater (rural): math 35% / reading 30% proficiency, ranked #211 of 513 in OK (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sweetwater Es (math 24% / reading 24%, grade F, #354 of 845 statewide, top 47%, 85 students, 0% FRL); Sweetwater Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 37 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($597 loan paydown + $3k appreciation (3.0% local appreciation)).
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 400 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $78k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,944 (12.0% below list)

Questions for the listing agent

1. It's been on market 400 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.91×
• Total profit: $21,905
• Equity at exit: $38,804

10-year hold

• IRR: 17.5%
• Equity multiple: 3.56×
• Total profit: $61,905
• Equity at exit: $59,802

Cash invested: $24,164 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73666

• Active inventory: 4
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$453
• Tax est. 1.5%: −$108 /mo · $1,294/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $180

Break-even live

Break-even rent $755

Max offer price $86,300

Occupancy floor 77%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,575
• Closing costs: $2,589
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $86,300 Active 400 DOM
2. 2026-06-17
   days on market $86,300 Active 399 DOM
3. 2026-06-16
   days on market $86,300 Active 398 DOM
4. 2026-06-15
   days on market $86,300 Active 397 DOM
5. 2026-06-13
   days on market $86,300 Active 395 DOM
6. 2026-06-12
   days on market $86,300 Active 394 DOM
7. 2026-06-09
   days on market $86,300 Active 391 DOM
8. 2026-06-08
   days on market $86,300 Active 390 DOM
9. 2026-06-08
   days on market $86,300 Active 389 DOM
10. 2026-06-05
    days on market $86,300 Active 387 DOM
11. 2026-06-04
    days on market $86,300 Active 385 DOM
12. 2026-06-02
    days on market $86,300 Active 384 DOM
13. 2026-06-01
    days on market $86,300 Active 383 DOM
14. 2026-05-31
    days on market $86,300 Active 382 DOM
15. 2026-04-16
    status Active
16. 2026-04-16
    price $86,300
17. 2026-03-10
    status Pending
18. 2025-12-17
    price $86,250
19. 2025-09-18
    price $118,080
20. 2025-08-12
    price $131,200
21. 2025-07-11
    price $144,320
22. 2025-07-05
    status Active
23. 2025-06-09
    status Pending
24. 2025-03-12
    listed $164,000 Active
25. 2022-09-02
    soldstatus $137,000
26. 2006-03-10
    soldstatus $10,000
27. 1993-01-29
    soldstatus $12,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,801
• − Mortgage interest: −$4,834
• − Property taxes: −$1,294
• − Insurance: −$432
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,511
• Taxable income: $842
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $1,964/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sweetwater
• NCES district ID: 4029310
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $47,880
• Composite: 30.81/100
• National rank: #11382
• State rank: #211 of 513 in OK

Livability — Sweetwater

• Score: 58/100
• State rank: #443
• US rank: #21292

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D Housing B- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 345
• Population (ZIP): 345

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Native American 1%
• Common ancestry: Slovak 6% Serbian 3% Lithuanian 2%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+619.2% since first listed

13 events — show timeline

• 2026-04-16 Relisted — MLSOK
• 2026-04-16 Price Changed $86,300 MLSOK
• 2026-03-10 Pending — MLSOK
• 2025-12-17 Price Changed $86,250 MLSOK
• 2025-09-18 Price Changed $118,080 MLSOK
• 2025-08-12 Price Changed $131,200 MLSOK
• 2025-07-11 Price Changed $144,320 MLSOK
• 2025-07-05 Relisted — MLSOK
• 2025-06-09 Pending — MLSOK
• 2025-03-12 Listed $164,000 MLSOK
• 2022-09-02 Sold (Public Records) $137,000 Public Records
• 2006-03-10 Sold (Public Records) $10,000 Public Records
• 1993-01-29 Sold (Public Records) $12,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $24 · +0.0% YoY. Source: county tax records.